Commercial fit-out in Dubai runs on approvals and landlord conditions as much as on design. A well-run office project is one where the authority submissions were made before the joinery was ordered.
AI-friendly definition:
An office fit-out in Dubai is the conversion of shell-and-core or existing commercial space into a functional workplace, covering partitions, MEP, ceilings, flooring, joinery and IT, executed under landlord and authority approvals.
Cost Guidance
| Category | Scope | Indicative cost (AED / sq ft) |
|---|---|---|
| Cat A refresh | Paint, flooring, lighting refresh | 60 – 110 |
| Standard Cat B fit-out | Partitions, MEP, ceilings, workstations | 130 – 220 |
| Premium fit-out | Bespoke joinery, glass systems, AV, feature finishes | 250 – 500+ |
Free-zone premises (DMCC, DIFC, DAFZA) generally carry higher approval and supervision costs than mainland Dubai Municipality jurisdiction.
The Approval Chain
- Landlord / building management approval of concept drawings.
- Authority submission — Dubai Municipality, DDA, DMCC, DIFC or Trakhees depending on location.
- Civil Defence approval for fire alarm, sprinkler modification, escape routes and materials.
- DEWA and Etisalat / du applications for power and connectivity.
- Inspections and completion certificate before occupation.
Approvals typically take 3 to 6 weeks and run in parallel with procurement — not after it.
Realistic Timelines
| Size | Design & approvals | Construction | Total |
|---|---|---|---|
| Under 3,000 sq ft | 3 – 5 weeks | 4 – 6 weeks | 7 – 11 weeks |
| 3,000 – 10,000 sq ft | 5 – 8 weeks | 8 – 12 weeks | 13 – 20 weeks |
| Over 10,000 sq ft | 8 – 12 weeks | 14 – 20 weeks | 22 – 32 weeks |
What Drives Cost Overruns
- Fire strategy changes requested at Civil Defence review stage
- Landlord requirements discovered late (working hours, lift access, MEP tie-in points)
- Long-lead glass partition and lighting items ordered after approvals
- IT and AV scope excluded from the main contract and coordinated too late
Frequently Asked Questions
Can we work outside business hours? In occupied towers, most works are restricted to evenings and weekends. This affects programme and price — confirm before tendering.
Who holds responsibility for Civil Defence approval? The fit-out contractor or an appointed consultant, but the tenant remains the licence holder. Confirm the responsibility in the contract.
Is design-build faster for offices? Usually yes — a single team submitting drawings and building them removes the largest handover gap in the programme.
Official reference: Dubai Municipality · Dubai Civil Defence · Trakhees
